Planning Commission Application Summary Project Name: Creekside Estates Zone Change and Land Use Amendment Address: 571 West 11400 South Current Zoning: RA1 Hearing Date: July 14, 2016 Summary of Request This application is a request for approval of a Zone Change and Land Use Amendment for approximately 5.74 acres located on the south side of 11400 South, at approximately 571 West 11400 South. The property is currently zoned RA1 (Residential Agricultural, 40,000 square foot lot minimum). The applicant is requesting that a Zone Change be approved to change the zoning to R3 (Single family Residential, 13,000 square foot lot minimum) and to amend the Land Use Map from Residential Low/Medium Density to Residential Medium Density. The intent of the applicant is to build single-family homes on the property. Background The house on the property was built in 1976. The property has historically been used for residential and agricultural purposes. General Plan and Zoning The Land Use Map of the General Plan calls for the Residential Low/Medium Density land use designation for the subject property. This category includes areas of very large lot single-family neighborhoods and ranchettes. The property has been assigned the RA1 (Residential Agricultural) zoning classification, supporting approximately one dwelling unit per acre. The purpose of the RA1 zone is to foster low density development with little impact on its surroundings and municipal services; to generally preserve the character of the City s semi-rural areas; and to promote and preserve conditions favorable to large-lot family life, including the keeping of limited numbers of animals and fowl. Analysis The purpose of the R3 zone is to permit medium density residential development without special mitigation requirements. The Residential Medium Density land use designation is designed for 2-4 dwelling units per acre. While the immediate area is zoned for one acre and half acre lots, the surrounding neighborhood does include some R3 zoning, including Fox Landing and Windsor Mill. The subject property is unique in that the applicant will have to take a road 566-feet in from 11400 South before any residential lots can be built. This road will then have to continue through the property and stub to the property to the south. Connection to the south is a requirement of Draper City Code and will be required regardless of the residential zoning district. The City s General Plan Parks and Trails Master Plan calls for open space and a trail system along Willow Creek, which runs along the western edge of the subject property. The City s Parks, Recreation, and Trails Master Plan shows a looped trail system running along the creek and the detention facility to the north of the subject property. Given the amount of road and trail improvements, the applicant will be able to get roughly 12 lots equaling at least 13,000 square feet in size. This equates to 2.09 dwelling units per acre for the 5.74 acre property. A 2 unit per acre density is compatible with existing development in the area, and is compatible with the other nearby R3 zones. Fox Landing has an average density of 2.2 dwelling units per acre. Windsor Mill was developed with a density of 2.4 dwelling units per acre.
Planning Commission Application Summary Deviations (If applicable) None. Staff Recommendation Staff recommends a positive recommendation be made to the City Council. Model Motions Zone Change: Sample Motion for a Positive Recommendation I move we forward a positive recommendation to the City Council for the Creekside Estates Zone Change Request by Jeff Anderson, representing the Willow Creek Development LLC changing the zoning from RA1 to R3, application MA-148-2016, based on the findings listed in the Staff Report dated July 5, 2016 and as modified by the findings below: 1. List any additional findings Sample Motion for a Negative Recommendation I move we forward a negative recommendation to the City Council for the Creekside Estates Zone Change Request by Jeff Anderson, representing the Willow Creek Development LLC changing the zoning from RA1 to R3, application MA-148-2016, based on the following findings: 1. List any additional findings Land Use Amendment: Sample Motion for a Positive Recommendation I move we forward a positive recommendation to the City Council for the Creekside Estates Land Use Amendment Request by Jeff Anderson, representing the Willow Creek Development LLC changing the land use designation from Residential Low/Medium Density to Residential Medium Density, application MA-149-2016, based on the findings listed in the Staff Report dated July 5, 2016 and as modified by the findings below: 1. List any additional findings Sample Motion for a Negative Recommendation I move we forward a negative recommendation to the City Council for the Creekside Estates Land Use Amendment Request by Jeff Anderson, representing the Willow Creek Development LLC changing the land use designation from Residential Low/Medium Density to Residential Medium Density, application MA-149-2016, based on the following findings: 1. List any additional findings
Development Review Committee 1020 East Pioneer Road Draper, UT 84020 (801) 576-6539 STAFF REPORT July 5, 2016 To: From: Draper City Planning Commission Business Date: July 14, 2016 Development Review Committee Prepared By: Jennifer Jastremsky, AICP, Planner III Planning Division Community Development Department Re: Creekside Estates Zone Change and Land Use Amendment Request Application No.: MA-148-2016 and MA-149-2016 Applicant: Jeff Anderson, representing Willow Creek Development LLC Project Location: Approximately 571 West 11400 South Zoning: RA1 (Residential Agricultural) Zone Acreage: Approximately 5.74 Acres (Approximately 250,034 ft 2 ) Request: Request for approval of a Zone Change from RA1 (Residential Agriculture, 40,000 square foot lot minimum) to R3 (Single-family Residential, 13,000 square foot lot minimum) and for a Land Use Amendment from Residential Low/Medium Density (0-2 dwelling units per acre) to Residential Medium Density (2-4 dwelling units per acre) regarding development of the property with lots of at least 13,000 square feet. SUMMARY This application is a request for approval of a Zone Change and Land Use Amendment for approximately 5.74 acres located on the south side of 11400 South, at approximately 571 West 11400 South. The property is currently zoned RA1 (Residential Agricultural, 40,000 square foot lot minimum). The applicant is requesting that a Zone Change be approved to change the zoning to R3 (Single family Residential, 13,000 square foot lot minimum) and to amend the Land Use Map from Residential Low/Medium Density to Residential Medium Density. The intent of the applicant is to build single-family homes on the property. BACKGROUND The house on the property was built in 1976. The property has historically been used for residential and agricultural purposes. Creekside Estates Rezone and Land Use Amendment Request 1 App. # MA-148-2016 & MA-149-2016
ANALYSIS General Plan and Zoning. The Land Use Map of the General Plan calls for the Residential Low/Medium Density land use designation for the subject property. This category includes areas of very large lot single-family neighborhoods and ranchettes. It also states that equestrian uses and privileges may exist in certain areas. The property has been assigned the RA1 (Residential Agricultural) zoning classification, supporting approximately one dwelling unit per acre. The purpose of the RA1 zone is to foster low density development with little impact on its surroundings and municipal services; to generally preserve the character of the City s semi-rural areas; and to promote and preserve conditions favorable to large-lot family life, including the keeping of limited numbers of animals and fowl. The RA1 zoning designation is identified by the General Plan as a preferred zoning classification for the Residential Low/Medium Density land use designation. The RA-1 zoning abuts the subject property on the north, west and east sides, while the A5 (Agricultural) zone abuts on the south. Zone Change. The applicant is requesting the R3 (Single-family Residential) zone. This zone allows lots with a minimum area of 13,000 square feet. The purpose of the R3 zone is to permit medium density residential development without special mitigation requirements. While the immediate area is zoned for one acre and half acre lots, the surrounding neighborhood does include some R3 zoning, including Fox Landing and Windsor Mill. The subject property is unique in that the applicant will have to take a road 566-feet in from 11400 South before any residential lots can be built. This road will then have to continue through the property and stub to the property to the south. Connection to the south is a requirement of Draper City Code and will be required regardless of the residential zoning district. Given the amount of road improvements, the applicant will be able to get roughly 12 lots equaling at least 13,000 square feet in size. This equates to 2.09 dwelling units per acre for the 5.74 acre property. A 2 unit per acre density is compatible with existing development in the area, and is compatible with the other nearby R3 zones. Fox Landing has an average density of 2.2 dwelling units per acre. Windsor Mill was developed with a density of 2.4 dwelling units per acre. Land Use Amendment. The applicant is requesting the Residential Medium Density land use designation. This designation is designed for 2-4 dwelling units per acre. The requested zoning district falls within this zone, as does nearby half-acre lot developments. Adjacent properties contain the Residential Low/Medium Density designation which supports 1-2 dwelling units per acre. The intent of the Residential Medium Density designation is to allow detached dwellings including small lot single-family neighborhoods. The City s General Plan Parks and Trails Master Plan calls for open space and a trail system along Willow Creek, which runs along the western edge of the subject property. The City s Parks, Recreation, and Trails Master Plan shows a looped trail system running along the creek and the detention facility to the north of the subject property. These required improvements will further diminish the amount of land that is developable on the subject property. The possible density of 2.09 dwelling units per acre falls within the density range of the Residential Medium Density land use designation, as does 13,000 square foot lots. Criteria For Approval. The criteria for review and potential approval of a Zone Change and Land Use Amendment request is found in Sections 9-5-060(e)(1) of the Draper City Municipal Code. This section depicts the standard of review for such requests as: (1) Map Amendments: (i) Whether the proposed amendment is consistent with goals, objectives and policies of the City s General Plan; Creekside Estates Rezone and Land Use Amendment Request 2 App. # MA-148-2016 & MA-149-2016
(ii) Whether the proposed amendment is harmonious with the overall character of existing development in the vicinity of the subject property; (iii) Whether the proposed amendment is consistent with the standards of any applicable overlay zone. (iv) The extent to which the proposed amendment may adversely affect adjacent property; and (v) The adequacy of facilities and services intended to serve the subject property, including but not limited to roadways, parks and recreation facilities, police and fire protection, schools, stormwater drainage systems, water supplies, and waste water and refuse collection. REVIEWS Planning Division Review. The Draper City Planning Division has completed their review of the Zone Change and Land Use Amendment submission and has issued a recommendation for approval for the request with the following proposed comments: 1. The possible density of 2.09 units per acre is compatible with the surrounding area. 2. The Parks and Trails Master Plan Map within the Draper City General Plan calls for open space and a trail network along Willow Creek. These system improvements and open space will be required with any subdivision application. 3. The City s Parks, Recreation and Trails Master Plan calls for a looped trail system along Willow Creek, referred to as the Willow Creek Loop and Crescent Willow Creek Trail. These system improvements and open space will be required with any subdivision application. 4. Stub road access to the property located directly south of the subject site will be required as part of any subdivision application. 5. Please coordinate with potential developers of the properties to the south, including the Frampton Property and Jensen Property. This coordination at a minimum should be for subdivision access and design. Preferably coordination could include a joint application for a Master Planned Community zoning district. Engineering and Public Works Divisions Review. The Draper City Engineering and Public Works Divisions have completed their reviews of the Zone Change and Land Use Amendment submission and have issued a recommendation for approval for the request with the following proposed comments: 1. The adequacy of facilities and services intended to serve the subject property, including but not limited to roadways, parks and recreation facilities, police and fire protection, schools, storm water drainage systems, water supplies, and waste water and refuse collection; Other than noted below, we are not aware of any inadequacies of the facilities intended to serve this property. The applicant is aware of the limited facilities and services available to the subject parcels. a. Connectivity with this parcel is not an issue, as it has direct public street access to 11400 South. The access is presently through a private lane. Coordination with other existing property owners may be necessary to develop public access to the proposed development. b. There are storm drainage facilities adjacent to the parcel including Willow Creek. The creek may be used as a discharge point but will require additional regulatory approval outside the city. Extending the site drainage to connect to the city s system may be required. Provisions for onsite storm drainage will need to be addressed with any Creekside Estates Rezone and Land Use Amendment Request 3 App. # MA-148-2016 & MA-149-2016
subdivision application, and shall comply with the provisions of the site plan requirements within the Draper City Municipal Code. c. Sanitary sewer facilities will be provided by South Valley Sewer District. Any subdivision application will require a commitment to serve from the Sewer District that facilities are adequate to provide service for the proposed uses. d. Drinking water is provided by Draper City. A future connection point to the city s distribution system is located at 11400 South and is available to provide service to the parcel. Unified Fire Authority Review. The Unified Fire Authority has completed their review of the Zone Change and Land Use Amendment submission and has issued a recommendation for approval for the request with the following proposed comments: 1. The Fire Department supports this rezone and use providing all International Fire Codes are met. 2. The development of this project shall meet all Fire Code requirements including: fire access with multiple access points, minimum road dimensions, road grades, water supply, hydrants, etc. Please refer to the International Fire Code for all that will apply. 3. Draper City may have additional requirements that exceed the fire code. Please check all ordinances that may impact the design of the development. 4. Additional comments will apply at the building permit phase when site plans and building plans are submitted for review. Noticing. The applicant has expressed his desire to obtain a Zone Change and Land Use Amendment for the subject property and do so in a manner which is compliant with the City Code. As such, notice has been properly issued in the manner outlined in the City and State Codes. STAFF RECOMMENDATION Staff recommends approval of the request for a Zone Change and Land Use Amendment by Jeff Anderson, representing the Willow Creek Development LLC, applications MA-148-2016 and MA-149-2016. This recommendation is based on the following findings: 1. The proposed development plans meet the intent, goals, and objectives of the Draper City General Plan. 2. The proposed development plans meet the requirements and provisions of the Draper City Municipal Code. 3. The proposed development plans will not be deleterious to the health, safety, and general welfare of the general public nor the residents of adjacent properties. 4. The proposed amendment is harmonious with the overall character of existing development in the vicinity of the subject property. 5. The public services in the area are adequate to support the subject development. 6. The possible density of 2.09 units per acre is compatible with the surrounding area. MODEL MOTIONS Zone Change: Creekside Estates Rezone and Land Use Amendment Request 4 App. # MA-148-2016 & MA-149-2016
Sample Motion for a Positive Recommendation I move we forward a positive recommendation to the City Council for the Creekside Estates Zone Change Request by Jeff Anderson, representing the Willow Creek Development LLC changing the zoning from RA1 to R3, application MA-148-2016, based on the findings listed in the Staff Report dated July 5, 2016 and as modified by the findings below: 1. List any additional findings Sample Motion for a Negative Recommendation I move we forward a negative recommendation to the City Council for the Creekside Estates Zone Change Request by Jeff Anderson, representing the Willow Creek Development LLC changing the zoning from RA1 to R3, application MA-148-2016, based on the following findings: 1. List any additional findings Land Use Amendment: Sample Motion for a Positive Recommendation I move we forward a positive recommendation to the City Council for the Creekside Estates Land Use Amendment Request by Jeff Anderson, representing the Willow Creek Development LLC changing the land use designation from Residential Low/Medium Density to Residential Medium Density, application MA-149-2016, based on the findings listed in the Staff Report dated July 5, 2016 and as modified by the findings below: 1. List any additional findings Sample Motion for a Negative Recommendation I move we forward a negative recommendation to the City Council for the Creekside Estates Land Use Amendment Request by Jeff Anderson, representing the Willow Creek Development LLC changing the land use designation from Residential Low/Medium Density to Residential Medium Density, application MA-149-2016, based on the following findings: 1. List any additional findings Creekside Estates Rezone and Land Use Amendment Request 5 App. # MA-148-2016 & MA-149-2016
EXHIBIT A AERIAL MAP
445 W 675 W 11400 S Willow Creek Ave 11400 S 700 W 540 W 700 W Trent Dr 11560 S Legend City Limits Parcels Project Boundary 0 162.5 325 650 Feet Creekside Estates Aerial Map N W E S
EXHIBIT B LAND USE MAP
11400 S Trent Dr 675 W Willow Creek Ave 445 W 820 W Cultural/Institutional 540 W 840 W 11560 S 700 W Community Commercial Sensitive River Overlay Residential Low/MediumDensity Clintwood Dr Nate Ln River Chapel Rd Beverlee Ann Dr Lone Peak Pkwy Alan Point Dr Open Space/Parks Residential Medium Density Legend Inauguration Rd City Limits Parcels Business & Light Manufacturing Project Boundary N 0 320 640 1,280 Feet Creekside Estates Land Use Map W E S
EXHIBIT C ZONING MAP
11400 S Trent Dr 675 W Willow Creek Ave 445 W RM1 820 W PI 540 W CSD-11400 LPP 840 W 11560 S RA1 CSD-KMAC CR 700 W A5 Clintwood Dr Nate Ln A2 Beverlee Ann Dr Lone Peak Pkwy CBP R3 Legend 11800 S RA2 Ballot Rd Inauguration Rd City Limits Parcels Project Boundary N 0 320 640 1,280 Feet Creekside Estates Zoning Map W E S
EXHIBIT D QUESTIONAIRE